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Analysis Description The project is a self-service car wash with four wash bays and four vacuum areas to be located in downtown Woodbridge. The facility will be required to connect to public services. This application has been referred to the Planning Commission because of its controversial nature. Setbacks The proposed project is to be located on the southeast corner of Mokelumne Street and Orange Street. The property abuts residences to both the east and south. Section 9-410.5 of the Development Title requires a twenty(20) foot front and street side yard setback. Section 9-410.5[b]requires that rear and side yards that abut a residence be increased to twenty(20)feet, as well. The applicant has shown on the Site Plan that the projectwill comply with these setbacks. Merger of Parcels The project site is composed of two individual parcels. Because the use and structures will occupy both parcels,they shall be merged prior to issuance of any building permits. Neighboring Opposition The Community Development Department has received a petition, signed by seventy-one neighbors, expressing several concern=_ with the project. These concerns include increased traffic, increased waste water being disposed of into an over-worked sewer system, increase in noise, loitering,graffiti,confrontations with adjacent residences, late night noise and lighting disruptions, no supervision of facility, and the production of hazardous wastewater. The proposed facility is not expected to generate significant amounts of traffic. However, the Department of Public Works will collect a Traffic Impact Mitigation Fee. Waste water generated by this facility will be disposed of into the public sewer system. The applicant has received approval from the Woodbridge Sanitary District Section 9-1025.9 of the Development Title requires that noise levels generated by commercial uses abutting residential uses not exceed 65 db Ldn at the property line. The applicant is also proposing a six-foot-high masonry wall between the project and the abutting residences, which will act both as a noise attenuation barrier and visual screening. Section 6-3602 of the County Ordinance Code states that it is unlawful for any property owner to permit or allow graffiti on any structures located on the property. The property owner shall be subjectto this Section. Per Development Title Section 9-410.5,the rear and side yards,which abut residences,shall be increased to twenty (20) feet. No structures shall be permitted in these setback areas. To further buffer the residences from this project,a six-foot-high masonry wall and a five-foot-wide landscape strip are required per Section 9- 1020.5. San Joaquin County SA-99-28\Bender Community Development Page 3